213 Irene St · West Orange, TX 77630

$85,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 38 Days on market

Built 1960 6,098 sqft lot $84/sqft · 19% below area Est $105k · 19% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Great investment opportunity in the heart of Orange! This 2-bedroom, 1-bath home offers solid bones, functional open-concept layout & tons of potential for an investor or buyer ready to bring their vision to life. Conveniently located near shopping, restaurants & everyday amenities, the property offers a neutral color scheme, 2-car carport, gutters & vinyl siding for lower exterior maintenance. The enclosed garage creates valuable flex space ideal for an additional living area, office or potential 3rd bedroom conversion. The handicap-accessible bathroom was recently updated & an enclosed utility room is ready to be finished out. Outside, you'll find a covered back po

Key facts

• Producing fig tree
• Workshop
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• HANDICAP-ACCESSIBLE BATHROOM
• COVERED BACK PORCH
• PRODUCING FIG TREE
• WORKSHOP

Property features AI

Finance

• Other: Public maintained road
• Financial info: No investment or rental income details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Attached carport; 2 carport spaces
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built with vinyl siding and composition roofing
• Exterior features: Covered patio/porch; Chain link fence; Workshop

Interior

• Kitchen: Gas cooktop; Range; Microwave; Refrigerator
• Bedrooms: No bedroom-level details provided
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fans; Window cooling units; Refrigerator; Gas cooktop; Microwave; Range
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,075 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime C-, schools D-, amenities F.
• West Orange-Cove CISD (suburban): math 17% / reading 21% proficiency, ranked #784 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($588 loan paydown + $858 appreciation (1.0% local appreciation)).
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 5.7% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,967
• List price: $85,000
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Western Ave	0.66mi	2/1.0	990 (-2%)	4mo	$132,800	$134	62
3415 Bowling Ln	0.72mi	3/1.0 (+1)	1,060 (+5%)	4mo	$90,000	$85	50
6 Circle Q St	0.70mi	3/1.0 (+1)	1,090 (+8%)	11mo	$105,000	$96	41
10 Circle S	0.58mi	3/2.0 (+1)	1,128 (+12%)	13mo	$105,000	$93	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.09×
• Total profit: $25,945
• Equity at exit: $29,061

10-year hold

• IRR: 25.6%
• Equity multiple: 4.39×
• Total profit: $80,791
• Equity at exit: $38,654

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 337
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$446
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $326

Break-even live

Break-even rent $840

Max offer price $85,000

Occupancy floor 69%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	43d	1	0.12mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	43d	1	0.23mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	43d	1	0.23mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,142	$1.44	13d	12	0.36mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	43d	1	0.46mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	43d	1	0.54mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	43d	1	0.54mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	43d	1	0.61mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	21d	1	0.63mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	43d	1	0.67mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	13d	1	0.77mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	13d	1	0.77mi
3333 Ridgemont Dr Unit 504 Orange, TX	1.0	1.0	725	$963	$1.33	13d	1	0.79mi
3333 Ridgemont Dr Unit 512 Orange, TX	1.0	1.0	725	$1,063	$1.47	13d	1	0.79mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	13d	1	0.79mi
3333 Ridgemont Dr Unit 310 Orange, TX	1.0	1.0	726	$938	$1.29	13d	1	0.79mi
3333 Ridgemont Dr Unit 505 Orange, TX	1.0	1.0	725	$988	$1.36	13d	1	0.79mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	13d	1	0.82mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	43d	1	0.83mi
3333 Ridgemont Dr Unit 006 Orange, TX	1.0	1.0	725	$1,063	$1.47	43d	1	0.83mi
3333 Ridgemont Dr Unit 506 Orange, TX	1.0	1.0	725	$963	$1.33	43d	1	0.83mi
3333 Ridgemont Dr Unit 302 Orange, TX	1.0	1.0	726	$938	$1.29	43d	1	0.83mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	21d	1	0.83mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	43d	1	0.83mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	43d	1	0.83mi
3333 Ridgemont Dr Unit 403 Orange, TX	1.0	1.0	825	$988	$1.20	43d	1	0.83mi
3333 Ridgemont Dr Unit 007 Orange, TX	1.0	1.0	725	$1,088	$1.50	43d	1	0.83mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	21d	1	0.83mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	43d	1	0.94mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	13d	1	0.95mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	43d	1	0.96mi
1604 W Cherry Ave Orange, TX	1.0	1.0	850	$1,240	$1.46	43d	1	0.98mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	43d	1	0.99mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	13d	1	1.09mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	43d	1	1.26mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	13d	7	1.28mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,088	$0.98	13d	27	1.32mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	13d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 38 DOM
2. 2026-06-17
   days on market $85,000 Active 37 DOM
3. 2026-06-16
   days on market $85,000 Active 36 DOM
4. 2026-06-15
   days on market $85,000 Active 35 DOM
5. 2026-06-14
   days on market $85,000 Active 33 DOM
6. 2026-06-13
   days on market $85,000 Active 32 DOM
7. 2026-06-10
   days on market $85,000 Active 30 DOM
8. 2026-06-09
   days on market $85,000 Active 29 DOM
9. 2026-06-08
   days on market $85,000 Active 28 DOM
10. 2026-06-07
    days on market $85,000 Active 27 DOM
11. 2026-06-03
    days on market $85,000 Active 23 DOM
12. 2026-06-02
    days on market $85,000 Active 22 DOM
13. 2026-06-01
    days on market $85,000 Active 21 DOM
14. 2026-05-31
    days on market $85,000 Active 20 DOM
15. 2026-05-30
    days on market $85,000 Active 19 DOM
16. 2026-05-11
    listed $85,000 Active 1019-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,388 · $116/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$167/yr (+$14/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,023
• − Mortgage interest: −$4,761
• − Property taxes: −$1,388
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,473
• Taxable income: $2,774
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,242/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Orange-Cove CISD
• NCES district ID: 4845090
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 21% ▼ -2.00%
• Median HH income: $37,329
• Composite: 15.86/100
• National rank: #9260
• State rank: #784 of 826 in TX

Livability — West Orange

• Score: 60/100
• State rank: #1075
• US rank: #19069

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C Housing A Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Orange, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 28,983
• Household income: $64,373
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1018.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 264.14
• Rent YoY: ▲ 5.71%
• Metro: Beaumont-Port Arthur, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-11 Listed $85,000 BBOR

Property tax history

+3.2%/yr

Latest (2025): $1,388 · +6.4% YoY. Source: county tax records.